979 Scott St · Muskegon, MI 49442

$99,900

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 16 Days on market

Built 1900 2,962 sqft lot Est $124k · 19% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple offers received. Highest and best deadline by 12pm on Thursday, May 7th. Completely renovated down to the studs, this 2-bedroom, 1-bath home in the City of Muskegon offers a rare combination of modern updates and classic character. Major improvements include new electrical, plumbing, HVAC, roof, and siding, providing peace of mind and low-maintenance living. Inside, the home features Corian countertops, shaker cabinets, stainless steel appliances, and impressive 10-foot ceilings that create a bright, spacious feel throughout. This move-in-ready property is a wonderful opportunity to enjoy updated living with stylish finishes. All offers require review and approval from the State Land Bank Authority which can take up to 72 hours. Please date your response times accordingly. Buyer and buyer's agent to verify all information.

Key facts

• Renovated
• New plumbing
• Modern updates

Tags

• RENOVATED
• MODERN UPDATES
• NEW ELECTRICAL
• NEW PLUMBING
• NEW HVAC
• NEW ROOF

Property features AI

Exterior

• Utilities: Public water; Natural gas for water heater
• Home design: Single family residence; Residential property; 800 total building area; Year built 1900; Public water
• Construction: Vinyl siding
• Exterior features: 0.07-acre lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator; Kitchen (15 x 11)
• Bedrooms: Primary bedroom (13 x 8); Bedroom 2 (10 x 7)
• Bathrooms: 1 full bathroom (8 x 4)
• Heating & cooling: Forced air heating
• Interior features: Replacement windows; 5 total rooms; Full basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.6% in Muskegon — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#92 in MI, #2,096 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D-, crime F, employment F.
• Muskegon Public Schools Of The City Of (urban): math 4% / reading 12% proficiency, ranked #534 of 540 in MI (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.2%/yr); 289 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).
• This rent runs 30% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Muskegon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $12k; list at $100k implies a 769% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.09%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $124,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 Allen Ave	0.03mi	3/1.0 (+1)	900 (+12%)	6mo	$119,900	$133	68
539 Alva St	0.56mi	2/1.0	780 (-2%)	5mo	$149,900	$192	66
1195 S Getty St	0.41mi	2/1.0	864 (+8%)	3mo	$55,000	$64	65
846 E Isabella Ave	0.41mi	2/1.0	864 (+8%)	6mo	$50,000	$58	62
877 E Isabella Ave	0.45mi	2/1.0	864 (+8%)	7mo	$45,000	$52	60
825 Stevens St	0.54mi	2/1.0	724 (-10%)	2mo	$163,200	$225	58
931 Stevens St	0.50mi	2/1.0	740 (-8%)	9mo	$149,900	$203	56
1095 E Apple Ave	0.69mi	2/1.0	767 (-4%)	13mo	$141,700	$185	50
780 Louis Ave	0.63mi	3/1.0 (+1)	840 (+5%)	10mo	$130,000	$155	49
1046 Oakgrove St	0.72mi	3/1.5 (+1)	816 (+2%)	9mo	$186,580	$229	48
764 Louis Ave Ave	0.61mi	3/1.0 (+1)	711 (-11%)	8mo	$30,000	$42	41
333 E Grand Ave	0.74mi	2/1.0	906 (+13%)	6mo	$134,900	$149	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.40×
• Total profit: $11,190
• Equity at exit: $14,895

10-year hold

• IRR: 22.4%
• Equity multiple: 3.36×
• Total profit: $66,078
• Equity at exit: $8,638

Cash invested: $27,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 49442

• Rents YoY: 8.2%
• Active inventory: 289
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$524
• Tax from tax record: −$73 /mo · $878/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $328

Break-even live

Break-even rent $808

Max offer price $99,900

Occupancy floor 68%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	20d	1	0.26mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	20d	1	0.28mi
1126 Holt St Muskegon, MI	2.0	1.0	708	$1,095	$1.55	20d	1	0.35mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	20d	1	0.44mi
1223 Terrace St Unit A Muskegon, MI	1.0	1.0	800	$1,000	$1.25	20d	1	0.61mi
122 W Muskegon Ave Muskegon, MI	2.0	2.0	856	$795	$0.93	20d	1	0.80mi
751 Leonard Ave Muskegon, MI	2.0	1.0	1000	$1,175	$1.18	43d	1	0.81mi
1021 Jefferson St Muskegon, MI	1.0	1.0	696	$826	$1.19	20d	3	0.82mi
860 Marquette Ave Unit 15 Muskegon, MI	2.0	1.0	1080	$1,325	$1.23	43d	1	0.84mi
860 Marquette Ave Unit 16 Muskegon, MI	2.0	1.0	1080	$1,250	$1.16	20d	1	0.84mi
1000 Marquette Ave Muskegon, MI	1.0–3.0	1.0–1.5	870	$1,070	$1.23	20d	1	0.92mi
292 W Western Ave Muskegon, MI	1.0–2.0	1.0–2.0	1062	$2,450	$2.31	20d	1	1.02mi
488 W Muskegon Ave Muskegon, MI	2.0	1.0	1008	$1,150	$1.14	20d	1	1.28mi
121 E Holbrook Ave Apt 3 Muskegon, MI	2.0	1.0	650	$950	$1.46	20d	1	1.30mi
1893 Jefferson St Unit 2 Muskegon, MI	1.0	1.0	594	$700	$1.18	20d	1	1.43mi

Listing history 11 events

1. 2026-05-15
   status Pending 843-char remark

   Show marketing remark (843 chars)

   Multiple offers received. Highest and best deadline by 12pm on Thursday, May 7th. Completely renovated down to the studs, this 2-bedroom, 1-bath home in the City of Muskegon offers a rare combination of modern updates and classic character. Major improvements include new electrical, plumbing, HVAC, roof, and siding, providing peace of mind and low-maintenance living. Inside, the home features Corian countertops, shaker cabinets, stainless steel appliances, and impressive 10-foot ceilings that create a bright, spacious feel throughout. This move-in-ready property is a wonderful opportunity to enjoy updated living with stylish finishes. All offers require review and approval from the State Land Bank Authority which can take up to 72 hours. Please date your response times accordingly. Buyer and buyer's agent to verify all information.

2. 2026-05-15
   status Pending 843-char remark

   Show marketing remark (843 chars)

   Multiple offers received. Highest and best deadline by 12pm on Thursday, May 7th. Completely renovated down to the studs, this 2-bedroom, 1-bath home in the City of Muskegon offers a rare combination of modern updates and classic character. Major improvements include new electrical, plumbing, HVAC, roof, and siding, providing peace of mind and low-maintenance living. Inside, the home features Corian countertops, shaker cabinets, stainless steel appliances, and impressive 10-foot ceilings that create a bright, spacious feel throughout. This move-in-ready property is a wonderful opportunity to enjoy updated living with stylish finishes. All offers require review and approval from the State Land Bank Authority which can take up to 72 hours. Please date your response times accordingly. Buyer and buyer's agent to verify all information.

3. 2026-05-15
   status Pending

   Show marketing remark (843 chars)

   Multiple offers received. Highest and best deadline by 12pm on Thursday, May 7th. Completely renovated down to the studs, this 2-bedroom, 1-bath home in the City of Muskegon offers a rare combination of modern updates and classic character. Major improvements include new electrical, plumbing, HVAC, roof, and siding, providing peace of mind and low-maintenance living. Inside, the home features Corian countertops, shaker cabinets, stainless steel appliances, and impressive 10-foot ceilings that create a bright, spacious feel throughout. This move-in-ready property is a wonderful opportunity to enjoy updated living with stylish finishes. All offers require review and approval from the State Land Bank Authority which can take up to 72 hours. Please date your response times accordingly. Buyer and buyer's agent to verify all information.

4. 2026-04-29
   listed $99,900 Active 843-char remark

   Show marketing remark (843 chars)

   Multiple offers received. Highest and best deadline by 12pm on Thursday, May 7th. Completely renovated down to the studs, this 2-bedroom, 1-bath home in the City of Muskegon offers a rare combination of modern updates and classic character. Major improvements include new electrical, plumbing, HVAC, roof, and siding, providing peace of mind and low-maintenance living. Inside, the home features Corian countertops, shaker cabinets, stainless steel appliances, and impressive 10-foot ceilings that create a bright, spacious feel throughout. This move-in-ready property is a wonderful opportunity to enjoy updated living with stylish finishes. All offers require review and approval from the State Land Bank Authority which can take up to 72 hours. Please date your response times accordingly. Buyer and buyer's agent to verify all information.

5. 2026-04-29
   listed $99,900 Active 843-char remark

   Show marketing remark (843 chars)

   Multiple offers received. Highest and best deadline by 12pm on Thursday, May 7th. Completely renovated down to the studs, this 2-bedroom, 1-bath home in the City of Muskegon offers a rare combination of modern updates and classic character. Major improvements include new electrical, plumbing, HVAC, roof, and siding, providing peace of mind and low-maintenance living. Inside, the home features Corian countertops, shaker cabinets, stainless steel appliances, and impressive 10-foot ceilings that create a bright, spacious feel throughout. This move-in-ready property is a wonderful opportunity to enjoy updated living with stylish finishes. All offers require review and approval from the State Land Bank Authority which can take up to 72 hours. Please date your response times accordingly. Buyer and buyer's agent to verify all information.

6. 2026-04-29
   listed $99,900 Active

   Show marketing remark (843 chars)

   Multiple offers received. Highest and best deadline by 12pm on Thursday, May 7th. Completely renovated down to the studs, this 2-bedroom, 1-bath home in the City of Muskegon offers a rare combination of modern updates and classic character. Major improvements include new electrical, plumbing, HVAC, roof, and siding, providing peace of mind and low-maintenance living. Inside, the home features Corian countertops, shaker cabinets, stainless steel appliances, and impressive 10-foot ceilings that create a bright, spacious feel throughout. This move-in-ready property is a wonderful opportunity to enjoy updated living with stylish finishes. All offers require review and approval from the State Land Bank Authority which can take up to 72 hours. Please date your response times accordingly. Buyer and buyer's agent to verify all information.

7. 2014-09-26
   historical
8. 2006-09-03
   historical
9. 2006-03-03
   listed $19,000
10. 2006-03-03
    listed $19,000
11. 1995-05-01
    soldstatus $11,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $878 · $73/mo
• Projected year-2 tax: $1,208 · $101/mo
• Expected delta: +$330/yr (+$28/mo · 37.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,691
• − Mortgage interest: −$5,596
• − Property taxes: −$878
• − Insurance: −$500
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$2,906
• Taxable income: $2,461
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $3,351/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Muskegon Public Schools Of The City Of
• NCES district ID: 2624840
• Math proficiency: 4% ▼ -9.00%
• Reading proficiency: 12% ▼ -9.00%
• Median HH income: $27,622
• Composite: 5.8/100
• National rank: #10017
• State rank: #534 of 540 in MI

Livability — Muskegon

• Score: 79/100
• State rank: #92
• US rank: #2096

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muskegon, MI
• County: Muskegon County · 107,917 people
• City population: 44,766
• Metro: Muskegon, MI
• Population (ZIP): 44,766
• Household income: $48,563
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1598.0

Population outlook (Muskegon County) Hauer SSP2

• Today (2025): 174,032 people
• By 2030: 173,365 · -0.4%
• By 2040: 168,877 · -3.0%
• By 2050: 160,306 · -7.9%
• By 2075: 134,426 · -22.8%
• By 2100: 98,836 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Black 22% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Muskegon

• 2024 margin: Toss-up / Even · D 48.4% · R 50.2% · Other 1.5%
• 2008→2024 swing: -31.1pp toward R · 2008: 29.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.6 2016: D+0.9 2012: D+17.8 2008: D+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.87%
• Current HPI: 287.0558
• Rent YoY: ▲ 8.21%
• Metro: Muskegon, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+768.7% since first listed

11 events — show timeline

• 2026-05-15 Pending — REALCOMP
• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — SW Michigan MLS
• 2026-04-29 Listed $99,900 REALCOMP
• 2026-04-29 Listed $99,900 SW Michigan MLS
• 2026-04-29 Listed $99,900 MiRealSource-MiMLS
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2006-09-03 Listing Removed — REALCOMP
• 2006-03-03 Listed $19,000 REALCOMP
• 2006-03-03 Listed $19,000 SW Michigan MLS
• 1995-05-01 Sold (Public Records) $11,500 Public Records

Property tax history

+6.2%/yr

Latest (2023): $878 · -25.6% YoY. Source: county tax records.